Welcome to know & Share information about Real Estate Market & Opportunity to invest.

This blog is an effort to bring more comprehensive, precise information about the current happening of Global & specially India's Real estate market and can have also professional advise and assistance to invest in "PUNE" city which is a India's Premiere IT Hub, Education Hub added with fantastic weather all the year & Surrounded with scenic beauty of hills. "Navi Mumbai" is also known emerging investment destination.

There will be frash review and open discussion about the specific topic which may interest to you.

EXPERT/PROFESSIONAL ADVISE TO NRI's (NON RESIDENT INDIANS) TO INVEST IN REAL ESTATE/ PROPERTIES IN PUNE, MAHARASHTRA, INDIA

*we are Real Estate Consulting / Brokering & property management company, based in pune and we work in PUNE, MUMBAI & GOA’s premium high ticket price properties and also assist buyers to book or buy/purchase suitable property as per their requirements and budget and can also offer any underconstruction propery from all recognized developers in pune. It\'s like saving time and getting our expertise & knowledge to search property for interested buyer\'s.

Resale/leasing, property management will involve service / brokering Fees. (We Believe in Quality)

RERA REGISTRATION NO. A52100002438

(reach directly on my cell No. 91-7498829332, +91-9822052388, Email: deepaksundrani@thegururealty.com

PLEASE ALSO VISIT OUR NEW WEBSITE ON SPECIFICALLY DEDICATED FOR PROPERTY MANAGEMENT SERVICES website http://punepropertymanagementservices.com/


It's always good time to invest in properties in rapidly developing INDIA

Dear freinds, it has quite sometime that i am again writing as has been very busy in my core business of consulting property buyers to purchase properties in Pune, India. here, just thought to write topic of right or good time for investing properties in India as from last few years or months, lot of ups & downs are happening in the world economy and indian economy so many people are asking this question continuously.. first i strongly believe that investing in Indian real estate will reap great appreciation for next 10 years, if investors can hold their investment till this period or till right time.
Now, here are reasons to back or support my point that indian real estate has great potential to give handsome returns are
1) One Of the fastest Developing Country
2) Real Demand
3) Inflation
4) Income Growth

1) India is one of the fastest growing country in world currently which makes it more attractive as when country is developing, it will never get fall in longer run as everything will be required ie. infrastructure, industries, residences, education etc. it's country of 1.30 billion + population in which 400 millions strong middle class having equivalent to entire europe makes it's one of the largest consumer market in the world. it will attract every corporate company established & emerging to come india and expand their businesses for such vast and great consumer market.

2) Real Demand refers to huge requirement of Residential and commercial spaces in millions required in india's cities as already it's predicted that millions of units will be required for endusing in urban areas which gives great optimism that india's real estate market is based upon real demand and as we can now check and know with our past experiences of international market of dubai, europe and USA that if there is no real enduser demand then real estate growth will not sustain in long term so we can surely say that india with huge population and demand can surely will give great appreciation.

3) Inflation is one of the most talked phrase in india currently as it's affecting every aspect of life in india. i wish to highlight impact of inflation upon real estate investment because if even we say that there is no appreciation for next 3-5 years, still inflation will make it impossible for developers to offer any real estate property on same price what one can purchase it today..It is very valid point as whatever you can buy now for Rs. 1 will get you half in next 3-5 years so forget about appreciation, still whatever purchased today will get double in next few years due to inflation...another example is that money value is getting devalue everyday so keeping money in bank will not be good idea in current scenario.

4) Recently thanks to IT and corporate world where salaries are increased handsomely given lot of ready cash to young working professionals who are highly educated and understand very well that investing in properties will give them maximum returns in future and great financial support in future.

All above points and many more positive aspect of India and indian economy indicates one thing that it's time to invest in indian properties to get great appreciation in coming years..

However it's very important to understand that nowadays, real estate market is not such that buy any property anywhere and expect good returns for it and may end up no return dead investment therefore it requires proper research and after surveying on the ground, one should decide for it as an opportunities always change with the time. for that, an expert needs to be consulted & hired which will not only benefit in finding right opportunity for buying property but also to manage it professionally at the later stage as it will involve many aspect of managing, leasing / renting and selling the property at the later stage to make earning & profit out of it.

About Pune City, Maharashtra State, India.

Pune hardly a distance from mumbai commercial hub of india, also known as the Oxford of east has shown impressive economic growth in the past few decades. Pune boasts of some excellent educational institutes along with key defence institutions. In the last decade a large number of companies have also made their presence felt in the city and several manufacturing and software companies have set up their development centres in this city. The rapid real estate growth in the city is reflected through the several residential as well as commercial properties that are mushrooming within the city. Along with excellent employment and educational opportunities, good weather and cosmopolitan population are some of the factors that have cause this phenomenal growth in the real estate sector. Industry experts indicate that residential space of around 1.76 million square feet is needed with the real estate sector recording compound annual growth of 51 percent. Residential spaces in prime areas like Camp, Koregaon Park, Aundh and Baner continue to be in demand. However lack of space in these areas has prompted many property developers to shift their focus to the fringe areas of the city which include Mundhwa, wagholi, Wanowrie, Nagar Road and Hinjewadi areas. The Maharashtra government has granted approval to private property developers to establish townships in Pune as a part of the Public Private Participation model and this has resulted in development of several integrated townships. The Pune real estate market encompasses low cost properties comprising of one or two bedroom dwellings as well as sophisticated opulent villas and duplex apartments. The properties are designed to reflect the contemporary lifestyles of people with many of them having excellent modern amenities like club house, swimming pool, gym and gardens. There are a large number of projects underway in upcoming areas like Wakad, Balewadi, Hinjewadi, Pimple Nilakh etc. The residential spaces in these projects are also quite affordable. The eastern belt of Pune has developed at a very fast pace and is much in demand because of its close proximity to the airport as well as IT parks. With the development of infrastructure particularly roads, areas like Magarpatta, Kalyani nagar, Viman nagar, Kharadi & wagholi have been well connected with the city and this has resulted in a great deal of demand for properties in these areas. one more location in South pune named NIBM is also a very good investment destination as having best schools name in this area. With the rapid infrastructural development and economic growth buying a property in Pune has become an excellent investment option. The real estate prices in Pune have consistently recorded an appreciation of around 25 to 30 percent each year. There is a greater demand for intelligent living spaces that provide upscale amenities. Over the past two years high rise towers have been permitted to be developed in some areas in Pune and many real estate developers have capitalised on this thereby transforming the Pune skyline. Investing in residential property in Pune can be fruitful. However some of the variables or factors that should be taken before buying the property include the location or area, the facilities offered in the project, infrastructural development in the location and quality of construction among others.

Pune: Hub of commercial properties for Lease & Rent and Sale Preleased on ROI basis.

Greetings, Pune is rightnow one of the best city of INDIA to attract commercial real estate investment and best suitable to start the business because of presence of many national & international companies having their setup's already.

we are currently having properties, offices for corporates, co-working offices, shops, showrooms, shopping mall spaces, schools, Restaurant, hotels & hospitals for sale and lease/rent in entire pune city starting sale price range of 2 Crores to 200 Crores and preleased properties giving rental returns of more between 5-10% annually.

we are also having office spaces for lease rent near and inside all IT parks of pune full floors, entire building to be offered to reputed brands for long leasing.

for more detail, please contact Deepak Sundrani #9822052388, deepaksundrani@thegururealty.com

Property / Real Estate Investment Opportunity for NRI's (Non Resident Indians)

Pune: from last few months, NRI community will have great chance and more opportunities to invest in india because of sudden appreciation of Dollar against Indian Rupee which is almost 15% therefore if any NRI or PIO from countries of US or any other middle eastern country, have pegged currency with US dollar then they can avail straight 15% discount indirectly because of exchange rate in investing properties in India which is no doubt will give really handsome retruns or profit in near future........Ideal situation NRI's those have spare money to avail this benefit.......another suggestion that NRI's can look for investment in PUNE, Maharashtra in India as it's very fast growing city and having immense potential to give maximum profit/returns in coming years.

Wednesday, March 15, 2017

EXPERT INSIGHTS - DRIVING HOME A POINT india

Mar 04 2017 : The Times of India (Pune)


A Shankar, national director and head of Operations Strategic Consulting, JLL India, dwells on re-imagining India's informal housing challenge via convergence of Housing for All and Smart Cities Mission
The year 2016 turned out to be a year of transi tion, particularly for real estate a sector that has been directly or indirectly affected or altered by most policy reforms introduced by the state or central governments. Some of these policy changes might seem disadvantageous in the short run; however, they will render the entire system more mature, organized and transparent.The recently-announced Union Budget 2017-18 has yet again emphasised the importance of housing, and has accorded infrastructure status to this sector. It is important to attract the attention of all stakeholders to this sector, particularly those who influence supply developers and banks.Given the benefits offered in the budget, the clearer definition of affordable housing in terms of area, relaxation of construction timelines for affordable housing projects, and tax incentives, it is evident that India is moving towards significantly reducing its share of homeless people.
The traditional factors influencing housing demand keep fluctuating due to policy interventions; yet, consumers keep investing in real estate. This is evidenced by the fact that housing sales velocity has not dropped significantly anywhere in India due the various policy reforms. Moreover, today's market primarily consists of buyers (as much as 80 per cent) who depend on loans for financing their housing needs.
Of all the policy initiatives, the Housing for All (Pradhan Mantri Awas Yojana) and the Smart Cities Mission are two major flagship policies that have affected the demand and supply trends of residential real estate, and have a huge impact on addressing the issues of informal housing housing for the urban poor. The recent Real Estate Regulatory Act does not concentrate on incentives to promote informal housing, though it increases transparency in the formal residential market.
Affordable housing shortage continues to be a major concern in the country today, and can be correlated with the rate of urbanisation taking place. According to the Census of India 2011, India's urban population increased to 377 million, reflecting the rise in urbanization from 27.8 per cent to 31.2 per cent between 2001 and 2011. This rate of urbanization has led to many issues such as land shortage, housing shortfall, acute pressure on available infrastructure, transportation deficits and stress on basic amenities like water, sanitation and healthcare.
At present, there is a shortage of 18.8 million homes across ur ban centers of India, of which 15 million are needed in the LIG (Low Income Group) category.
Large-scale budget housing proj ects are definitely the need of the day to address the mam moth shortfall.The Housing for All mission envisions a multitude of strategies such as tax rebates, monetary support, relaxed development regulations, discount ed interest rates, etc. to provide Housing for All by 2022.
The Housing for All and Smart Cities missions, through convergence, use the benefits given to each other and also compensate for shortcomings by leveraging their advantages. While Housing for All concentrates on funding and incentives for developers and buyers, the Smart Cities mission focuses on leveraging land availability, implementation under single entity SPVs (Special Purpose Vehicles), and strengthening basic infrastructure facilities.
As part of the Smart City initiatives, some Indian cities have planned convergence with the Housing for All scheme to address the informal housing sector.Some of these initiatives would include housing for economically weaker sections or affordable housing, slum redevelopment, rental housing, working women's hostels, shelters for the homeless, et al as part of the Smart City plan. All these would be developed through the PPP model with the involvement of private developers. This has been successfully adopted in Bhubaneshwar Smart City, which ranked number 1 in the Smart Cities Challenge competition by the Ministry of Urban Development, Government of India and JLL India, which was the consultant for preparation of the smart city proposal for Bhubaneshwar.
There is a huge opportunity for private developers to get involved in the development of housing for the informal sector. Aspects which would form the basis for the success of the convergence agenda and will address the housing shortage issue of India in a big way through private participation are:
1) Land as a resource:
Land price is the major component of any housing project in urban areas, and currently forms an average of 30-50 per cent of the cost of a project within city limits (depending on the location and applicable FSI). This cost plays a major role in the pricing and affordability of residential units.Smart Cities leverage available Government-owned land parcels within the specified areas for development for housing for the urban poor and the informal sector.Utilising such land parcels at a subsidised rate will drastically reduce the pricing of the resultant housing units.
2) Technology intervention in construction:
Another major component is the cost of construction and escalation of the cost during the construction period. To address this issue and make housing for the informal sector more feasible, it is important to reduce construction costs and construction timelines. However, a majority of developers use conventional construction methods, which are time-consuming.Projects often face time and cost over-runs, and increase in the construction period increases the cost of financing. Technology intervention in construction such as prefab technology will definitely address the gap between time, efficiency and funding for mass housing projects which are part of the Smart Cities initiative.
3) Redevelopment within city limits:
Most of the smart cities in India have adopted the redevelopment model for area-based development (ABD). These areas are either the central business districts (CBDs) or those which are located well within the city limits. This gives an opportunity to address the housing needs of the informal sector by redeveloping the area with quality housing, since most of the existing urban informal housing is in such locations. Redevelopment of various other areas could also have housing as one of the options, or as one among various products, with the cross-subsidization model to provide more housing units and reduce the existing shortage.
4) Improved Infrastructure:
The Smart Cities mission aims to create and maintain high-quality, 100 per cent efficient civic infrastructure. The efficiency of the utilities in our cities has been an elusive factor so far, thanks largely to inadequate monitoring and responsiveness. Electricity, sewerage, storm water drainage and water supply will be strengthened in Smart Cities, relieving the stress that large-scale housing projects invariably create on a city's infrastructure. Service delivery at the level of the Urban Local Bodies is another area where major improvements are sought.
5) Multiple financing options:
Smart Cities not only depend on their own funding (that is contributions from central and state governments) but also act as the base for lot of other financing options apart from FDIs. Availability of funding is ensured through convergence with other government schemes, funds raised from the state governments, municipal debt, Real Estate Investment Trusts (REITs), infrastructure debt funds, and the PPP vehicle. A stable cash flow will ensure successful completion of the project, which is a major concern in most other initiatives where projects are stalled due to lack of funding.This will open up lot of avenues for investment from other countries and various financial sources. This would be an essential component to make housing for urban poor a successful model.
6) Increased involvement of private players:
There is a huge opportunity for private players, since the Smart Cities mission encourages participation of private entities under monitored terms and conditions, thereby increasing the productivity and quality of the projects. This will provide an integrated platform for private players such as housing developers and infrastructure service providers. Since the funding and the revenue system are distributed across projects within Smart City initiatives, the mission proves profitable for all involved service providers.
7) Easy implementation through SPV:
Smart Cities are implemented through Special Purpose Vehicles and if a hous ing component is included, the implementation becomes smoother and encourages private developers to participate since SPV will plan, appraise, approve, release funds, implement, manage, operate, monitor and evaluate all Smart City development projects. SPVs will ensure a substantial revenue stream for all the projects included within the Smart City proposals, also ensuring effective utilization of funds.
As India's urban population continues to grow, there will be an increasing number of urban poor and informal housing settlements addressing their housing needs is going to become critically important in the years to come.India is struggling to implement a 'right project at right time' approach, and getting the basics right at this point in time can help the country cope with the pressures of informal housing and rapid urbanisation.
Convergence of schemes such as the Housing for All and Smart Cities Mission will be most appropriate to achieve optimal results with proper implementation. Isolated policies will yield much lower results. Overall, the goals for urban development in India should be to create sustainable, inclusive and smart urban centers with good housing standards and participation of the private sector.


Among the select few - Kalyani nagar

Mar 04 2017 : The Times of India (Pune)
(Magicbricks Bureau)


There are some Pune localities that have registered a price growth and Kalyani Nagar is one of them
In the real estate market of Pune, which has been largely stable since a few years, there are a few localities that have actually registered a price growth.Kalyani Nagar, located in East Pune, has witnessed a healthy appreciation of about Rs 400 per sq ft in the past year. This means that an apartment of 1,000 sq ft which was for approximately Rs 90,94,000 in February 2016, will be available for Rs 94,92,000 now.
One main reason behind this price appreciation can be that lot of projects have come up for possession in 2017. Several new proj ects which were under construction since the last few years, are now ready, pushing the prices up.
Gaurav Malhotra of Big Money Properties, a broker based in Kalyani Nagar says, “The locality has had quite a few residential projects reaching the completion and possession stage. Moreover, Kalyani Nagar is a preferred locality since it gives people working in the business hubs of Kharadi, Hadapsar and Mundhwa a chance to live near their workplaces.“
So what makes Kalyani Nagar a preferred choice in Pune?
WHY KALYANI NAGAR?
Kalyani Nagar is a developed area and quite a popular destination as it has several malls, shopping areas and fast food joints. The developed social fabric, quality infrastructure and easy connectivity add to the popularity of the area. Pune railway station is about fivekms from Kalyani Nagar, while, Pune International airport is about 3.5-kms away.
Kalyani Nagar has always been known for offering and facing demand for premium cat egory homes, especially from the upper middle class. “Kalyani Nagar is mainly a residential area and has seen the presence of many known developers due to rapid commercial development,“ says Subhash Mondal of Santosh Enterprise.
WHAT'S AVAILABLE?
There is a wide variety of properties available at Kalyani Nagar, ranging from 1BHK to 3BHK and further spa cious apartments. For a 1BHK flat varying in size from 440 800 sq ft will be available from Rs 31.80 lakhRs 74.20 lakh. For a 2BHK flat in sizes of 650 1600 sq ft, one needs to spend about Rs 57 lakh Rs 1.33 crore. A 3BHK flat ranging in size from 1100 2300 sq ft is available in the price range of Rs 96 lakh Rs 2.24 crore. If you are buying a spacious 4BHK or 5BHK apartment in sizes of 40006500 sq ft, you need to shell out about Rs 6 lakh Rs 17.50 crore.
Kalyani Nagar, which is also home to Trump Towers, has several new apartments in the real estate market that offer unique amenities, such as bars, restaurants, barbeque pits, club house, private terraces, parks, security and more.




Tuesday, March 7, 2017

NIBM Road: Emerging location in Pune

NIBM Road: Emerging location in Pune

NIBM (National Institute of Banking Management) is become a centre point of lots of big real estate development from last few years with the support of well improved infrastructure, the place has transformed completely however still some people think differently about the location and does not even think about it as their perception about the location is not updated. here i would like to put more light upon why Area near NIBM is and will become one of the best prime location in near future.The major factor which fuels Real estate growth in particular area are:
1) Infrastructure 
2) Road Connectivity 
3) Schools & Institutes 
4) Hospitals 
5) Commercial Malls & Multiplexes 
6) Upcoming Developments Residential & Commercial.

I would like to summarize above factors in one paragraph as they intermingled each other or better to say that they compliment each other. the Infrastructure of Roads has been improved a lot on all sides of NIBM which makes easy access and transportation, we can see this in reality if someone comes in this area, the second factor which is most important in a long run is connectivity of roads to the location where you stay let's say example of today's most happening place of Kalyani Nagar which is connected with only 2 bridges, now in a long run, there will more traffic which is already heavy but in future situation will gets worse and people who stays in kalyani nagar will have to spand long hour in traffic whereas NIBM location has got this liberty because it is not having any river to connect it to major city locations like MG Road and railway station, NIBM has connected with almost 4-5 full developed roads which goes directly to NIBM. that make difference! Is't it? another advantage NIBM has got that behind of it is Katraj Bypass which connects it to Mumbai Express way to one side and another side hill station of Mahabaleshwar. top of it the another side of road goes to Hadapsar, Sholapur Highway & famous Magarpatta IT Park. what else connectivity we can get from the location, It's Amazing to become prime location. now another factor of Schools & Institutes, the all big school names are just near to NIBM ie. DPS, Bishops, Vibgyor & Eingeering institutes and lot more small names in the area. Regarding Hospitals the names are Noble Hospitals, Shyadri Hospitals and famous Command Hospitals at a very short distance, apart from them there will be lots of clinics are available to serve you anytime. the one more important and necessary factor is commercial malls with added flavour of Multiplexes, yes these all things are going to be reality here very soon, imagine you do't need to go pune central, SGS Mall and multiplexes like Inox & Adlabs, it is true that the big malls & multiplexes will be a realty soon here. just watch out the development. the last factor which really affects the emerging location is the kind of residential & commercial developments taking place in the area, here you will be surprised to here that developments are coming with very high end concept majorly where you talk about apartments than the sizes are 2000 + Sqft. and we talk about beautiful bungalows & villas with all state of art amenities, so all these big developments will be here, all big names of developers will be here. Folks it's better to invest now to live a location which will become one of the milestone in near future.............

Win-win situation this of Demonetisation

Mar 04 2017 : The Times of India (Pune)


Here's how demonetisation can have a long-term positive effect on the real estate sector
One of the objectives behind demonetisation was flushing out and curbing the black money. In the entire two month period of demonetisation, media was abuzz with stories that the real estate industry will crash as the 'social media economists' had made up their mind that the entire industry seems to run on cash! Also, last three months have not shown any signs of prices reducing leave aside crashing.Following are the reasons as to why it will, in fact, have a long term positive effect on the real estate sector.
1 BLACK MONEY & REAL ESTATE: BUSTING THE MYTH
In India virtually every industry has a component of cash transactions and real estate was no exception. It is obviously impossible to know the percentage of cash transactions in India as a whole, we can definitely do a quick comparative study across industries. Going by the ratio of cash transactions to banking transactions, there are many sectors other than real estate where 80-100 pc of the collections were and still are in cash. Some notable examples being: the entire retail industry right form grocery to fashion stores, hospitality and travel industry from the roadside eater to a fine dine restaurant or for that matter healthcare industry from individual doctors and hospitals to chemists et al. Does this mean that post-demonetisation, the demand and prices of all these sectors will crash?
2 PROPERTY, INVESTMENT BEYOND MONEY
Do you buy property saying I have Rs 50 lakh and want the cheapest apartment available?
One can understand if an investor is waiting for prices of gold or shares to reach a certain level in order to buy. However, the same principle cannot be used in buying an apartment. Property, unlike investments such as gold and shares, has other features such as brand of developer, location, floor, view, amenities and so on. If you take the risk of waiting, beyond a point, there is also a risk that the preferred apartment may not be available. Hence, after you are reasonably satisfied with the price that you are getting and it's broadly in line with the prices in area, one should not base on his decision on a speculation of fall in prices.
3 NINETY PC BUYING THROUGH HOME LOANS
Majority of buyers prefer home loans where their own contribution is just 10 to 20 pc of flat price. With more cash flow moving through home buyers' bank accounts, they will be eligible for higher amounts of loans on better terms.
4 FIRST HOME MARKET
Real estate is still largely bought by first home buyers or people upgrading to a bigger house, shifting from rental to own home. Home is their basic need and due to specific requirements like finding a home near children's school getting a location near their parents, identifying a locality with strong social infrastructure etc. they have to take a decision in time as supply of apartments meeting all their needs is always limited.
5 BOOST TO AFFORDABLE HOUSING
People working in un-organised sector like small traders, vegetable sellers, auto drivers, etc. will now be eligible to get home loans as they will start using banking channels. The affordable housing industry will get the biggest boost post demonetisation.
6 NEW EMPLOYMENT OPPORTUNITIES
Demonetisation will open up new job opportunities from high-end ones like software engineers to build, manage and maintain the systems for the new digital payment companies, banks etc to executive level like ATM and swipe machine setup and support, sales executives for banking and credit card companies.
7 DEVELOPERS ARE NOT STARTING NEW PROJECTS
When was the last time that you saw major full page advertisements spread across weeks in newspapers for launch of new projects? In fact, for the past six to twelve months, developers have been focusing on finishing off old projects instead of starting new ones. This will lead to price stabilization and in fact price rise in central suburbs where there is limited inventory.
8 LIMITED STOCK OF READY INVENTORY
If you are a buyer, who wants to purchase in the next three to six months, you can do your own basic research: On a weekend, drive around the locality where you wish to buy an apartment and find out how many ready near complete scheme are there which have a large number of apartments of your choice left?
You will be surprised with the lack of choice available.
9 ADDITIONAL TAX COLLECTION WILL FUND INFRASTRUCTURE
The increased tax collection due to demonetisation and drive against black money will provide funding to the government to invest in infrastructure and smart city projects which will start showing results in the next one to two years.
10 DEMONETISATION & REAL ESTATE REGULATION ACT (RERA)
Under RERA, the developers have to anyways deposit 70 per cent of amounts collected from customers in a separate account to be used for project costs. This will help bring further transparency rebuild confidence of buyers in the sector.